33160 N 10th St · Phoenix, AZ 85085

$14,000

2 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 28 Days on market

Built 1996 ↓ 21% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2010 Forest River light travel trailer 19 interior - 23 bumper to hitchoff Grid proven, reliable self sustained spacious camper. 1. 2-? hitch2. Sway bar Assembly 3. Dual 7 pound propane tank system with regulator4. 3 burner gas stove5. Dual AC units. One propane/electric the other just electric 6. Dormont refrigerator - freezer (electric / propane)7. Boss radio with interior and exterior speakers8. ELECTRIC START WEN generator-bumper mount with wooden cover- 4700 max wattage with RV plug in9. 12 VOLT D/C Solar System. -800 watts of panels (100 x 8) eco worthy- Battery bank monitor- 4 Deep cycle sealed led acid battery bank 375 AMP HOURS ever start- 60 amp controller Bouge Rv with Bluetooth

Key facts

• 12 volt solar system
• Dual ac units
• Remodeled floor plan

Tags

• DUAL AC UNITS
• DORMONT REFRIGERATOR FREEZER
• ELECTRIC START GENERATOR
• 12 VOLT SOLAR SYSTEM
• TANKLESS PROPANE WATER HEATER
• REMODELED FLOOR PLAN

Property features AI

Exterior

• Home design: Built in 1996
• Construction: Built in 1996
• Exterior features: Located in the Desert View Village subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• Cap rate 135.2% vs local median 3.3% in Phoenix — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 335 active listings in the ZIP; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,790 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 14.47% ✓
• Cap rate: 135.16%
• Cash-on-cash: 460.25%
• DSCR: 21.48
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $808,588
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33413 N 10th St	0.26mi	3/2.0 (+1)	1,452 (-7%)	1mo	$750,000	$517	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 23.34×
• Total profit: $87,583
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 46.09×
• Total profit: $176,752
• Equity at exit: $1,210

Cash invested: $3,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85085

• Home prices YoY: -7.2%
• Rents YoY: -2.1%
• Active inventory: 335
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,503

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 21%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $14,000 Active 28 DOM
2. 2026-06-15
   days on market $14,000 Active 27 DOM
3. 2026-06-13
   days on market $14,000 Active 25 DOM
4. 2026-06-13
   days on market $14,000 Active 24 DOM
5. 2026-06-09
   days on market $14,000 Active 21 DOM
6. 2026-06-08
   days on market $14,000 Active 20 DOM
7. 2026-06-07
   days on market $14,000 Active 19 DOM
8. 2026-06-04
   days on market $14,000 Active 16 DOM
9. 2026-06-03
   days on market $14,000 Active 15 DOM
10. 2026-06-02
    days on market $14,000 Active 14 DOM
11. 2026-06-01
    days on market $14,000 Active 13 DOM
12. 2026-05-31
    days on market $14,000 Active 12 DOM
13. 2026-05-20
    listed $14,000 Active
14. 1994-03-09
    soldstatus $17,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,307
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$407
• Taxable income: $18,947
• Est. tax owed @ 24.0%: −$4,547
• After-tax cash flow: $13,495/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

Amenities A+ Commute A+ Cost of living B- Crime F Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 31,458
• Household income: $128,984
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 875.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 12% Hispanic / Latino 12% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Spanish 5% Other Asian/Pacific 2%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.77%
• Current HPI: 304.3325
• Rent YoY: ▼ -2.12%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-21.3% since first listed

2 events — show timeline

• 2026-05-20 Listed $14,000 FSBO.com
• 1994-03-09 Sold (Public Records) $17,800 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,805 · -3.2% YoY. Source: county tax records.